North Vancouver Real Estate: First-Half 2026 Market Analysis
Market statistics provide an important overview of real estate activity, but conventional measures such as sales volume, average prices and days on market only tell part of the story.
To better understand selling conditions in North Vancouver during the first half of 2026, we examined sales of detached houses, condos and townhouses between January 1 and June 30. These three property types form the focus of this analysis, allowing for a more meaningful comparison of selling conditions across the main segments of the residential market.
In addition to looking at the final sale, we examined each property's listing history, including previous unsuccessful attempts to sell, asking-price reductions and cumulative days on market.
The results reveal differences between property types, but also a consistent pattern: a substantial proportion of properties had to adjust their pricing or return to the market before selling. For these properties, the time spent on the listing that ultimately sold represented only a fraction of the overall selling process.
This analysis looks beyond the headline numbers to examine what happened between a property first coming to market and its eventual sale.
1. First-Half Market Overview by Property Type
The three property types produced different results during the first half of the year. Condos accounted for the most sales, while detached houses generated the greatest sales volume. Townhouses generally recorded shorter listing times and fewer unsuccessful listing attempts.
North Vancouver Sales: January to June 2026
| Market Statistic | Detached Houses | Condos | Townhouses |
|---|---|---|---|
| Number of sales | 366 | 478 | 189 |
| Total sales volume | $809.0 million | $399.4 million | $240.9 million |
| Average sale price | $2,210,373 | $835,572 | $1,274,384 |
| Median days on successful listing | 11 | 16 | 14 |
| Average days on successful listing | 28.7 | 32.6 | 25.7 |
| Average sale price as % of final asking price | 96.8% | 97.4% | 97.5% |
| Sales above final asking price | 15.6% | 6.3% | 8.5% |
| Sales below final asking price | 79.0% | 87.7% | 82.5% |
| Properties previously listed unsuccessfully | 37.2% | 42.3% | 31.7% |
Figures are based on listing and sales figures from the MLS. Average sale prices reflect different properties within each category and are not measures of price changes over time.
At first glance, the relatively short median days on market might suggest that properties were generally selling quickly. The median ranged from 11 days for detached houses to 16 days for condos.
However, the percentage of properties that had previously been listed unsuccessfully tells a different story. More than two in five condos that sold had an earlier unsuccessful listing, compared with approximately one in three townhouses.
The proportion of properties selling below their final asking price also varied. Nearly 88% of condos sold below asking, compared with 79% of detached houses.
These differences are worth examining more closely, particularly when we consider the time properties spent on the market before ultimately selling.
2. Days on Market: The Difference Between a Successful Listing and the Full Selling History
Days on market is one of the most commonly referenced real estate statistics, but it is important to understand what the figure measures.
Typically, days on market reflects the listing that resulted in a sale. If a property was listed previously but failed to sell, the time spent on that earlier listing may not be reflected in the figure for the successful listing.
By examining identifiable listing histories, we can compare the time properties spent on their successful listing with their cumulative time on the market across multiple attempts.
Median Days on Market
| Days on Market | Detached Houses | Condos | Townhouses |
|---|---|---|---|
| Successful listing only | 11 days | 16 days | 14 days |
| Across all listing attempts | 29.5 days | 43.5 days | 31 days |
| Relisted properties, across all attempts | 134.5 days | 103 days | 91 days |
The differences are significant.
For condos, the median time on the successful listing was 16 days. Once earlier unsuccessful listings were included, the median cumulative time on the market increased to 43.5 days.
For detached houses, the median rose from 11 days on the successful listing to 29.5 days across all listing attempts. Townhouses showed a similar pattern, increasing from 14 to 31 days.
The results are particularly striking for properties that had already been listed unsuccessfully.
Relisted detached houses spent a median of 134.5 days on the market across their listing attempts. The equivalent figure was 103 days for condos and 91 days for townhouses.
The average cumulative time on the market for these relisted properties was higher still:
- Detached houses: 146 days
- Condos: 123.7 days
- Townhouses: 112.2 days
These figures demonstrate why looking at the successful listing alone can provide an incomplete picture of the selling process.
A property that appears to have sold in two or three weeks may have already spent several months on the market under a previous listing. The final listing may have been successful, but it was not necessarily the beginning of the selling process.
This distinction is particularly relevant when assessing how easily properties are selling. Conventional days-on-market statistics remain useful, but cumulative days on market provide additional context about the time and effort required to achieve a sale.
3. How Common Were Price Reductions?
Asking-price reductions were another consistent feature of the first-half market.
Across all three property types, approximately half of detached house and condo sales involved at least one identifiable price reduction somewhere in the property's listing history. Townhouses recorded a lower rate, although more than two in five sales still involved a reduction.
Properties with at Least One Price Reduction
| Price Reduction at Any Point | Detached Houses | Condos | Townhouses |
|---|---|---|---|
| All sales | 48.6% | 52.3% | 41.3% |
| Sold on first listing | 20.0% | 21.0% | 17.8% |
| Previously listed unsuccessfully | 97.1% | 95.0% | 91.7% |
| Average price cuts per relisted property | 2.2 | 1.9 | 1.9 |
Price reductions include identifiable changes across the successful listing and earlier unsuccessful listings.
The difference between properties that sold on their first listing and those that were relisted is particularly revealing.
Among properties that sold on their first listing, approximately one in five experienced a price reduction. For properties that had previously failed to sell, more than 90% experienced at least one reduction.
Relisted detached houses averaged 2.2 price cuts across their listing histories, while condos and townhouses averaged 1.9.
This suggests that price adjustments were often part of the process for properties that struggled to find a buyer initially.
It is important to distinguish between a reduction on the successful listing and one made during an earlier listing. A property may have been reduced, withdrawn from the market and subsequently relisted. If the eventual sale occurs without a further reduction, the successful listing alone will not reflect the earlier adjustment.
Looking at the complete listing history provides a more comprehensive picture of how frequently sellers adjusted their expectations before achieving a sale.
4. Original Asking Price Versus Eventual Sale Price
The relationship between asking prices and sale prices can also look different depending on which asking price is used as the reference point.
The final asking price reflects the price immediately before the property sold. The original asking price of the first listing provides a broader measure of how the eventual sale compared with the property's initial market positioning.
For properties that sold on their first listing, these two figures will generally be closer together. For relisted properties, the difference can be much greater.
Median Sale Price as a Percentage of First Asking Price
| Listing History | Detached Houses | Condos | Townhouses |
|---|---|---|---|
| Sold on first listing | 97.3% | 97.2% | 97.7% |
| Previously listed unsuccessfully | 87.5% | 91.3% | 91.0% |
The results show a consistent difference between properties that sold on their first listing and those that required another attempt.
For detached houses, the median sale price of a property sold on its first listing was 97.3% of its first asking price. For relisted detached houses, the median was 87.5%.
Condos recorded a similar pattern, with median results of 97.2% for properties sold on their first listing and 91.3% for relisted properties. Townhouses recorded 97.7% and 91.0%, respectively.
These are meaningful differences in the relationship between initial asking prices and eventual sale prices.
The figures do not establish that every relisted property was initially overpriced. Market conditions, property condition, location and individual seller circumstances can all influence the outcome. Nevertheless, the pattern suggests that properties that struggled to sell initially generally achieved a lower sale price relative to their original asking price.
The detached house results are particularly notable. None of the 136 relisted detached houses sold at or above the price at which it was first listed. Among relisted condos, just four of 202 sales achieved that result, while only one of 60 relisted townhouses did so.
By comparison, 28.7% of detached houses, 12.0% of condos and 21.7% of townhouses that sold on their first listing achieved a sale at or above their first asking price.
The difference reinforces the importance of the initial pricing decision. In a market where buyers have options, the price at which a property enters the market can influence both the subsequent selling process and the eventual result.
5. Sales Below Asking Price Were the Norm
Another way to assess selling conditions is to examine the final sale price relative to the asking price on the listing that ultimately sold.
Across all three property types, most properties sold below their final asking price.
Sale Price Relative to Final Asking Price
| Sale Outcome | Detached Houses | Condos | Townhouses |
|---|---|---|---|
| Sold below asking | 79.0% | 87.7% | 82.5% |
| Sold at asking | 5.5% | 6.1% | 9.0% |
| Sold above asking | 15.6% | 6.3% | 8.5% |
| Median sale price as % of final asking price | 97.1% | 97.6% | 97.8% |
Detached houses were more likely to sell above asking price than either condos or townhouses. At 15.6%, the proportion was more than double the condo figure of 6.3%.
However, nearly four in five detached houses still sold below their final asking price.
Condos had the highest proportion of sales below asking, at 87.7%. Townhouses fell between the two categories, with 82.5% selling below their final asking price.
The median sale-to-final-list ratios were relatively close, ranging from 97.1% for detached houses to 97.8% for townhouses.
On its own, this measure might suggest relatively similar selling conditions across the three categories. The listing-history analysis, however, reveals differences in how properties reached that final sale.
A sale close to the final asking price does not necessarily mean the property achieved a price close to its original asking price. Nor does a sale above asking automatically indicate a premium relative to market value. The original price, any subsequent reductions and the property's broader listing history all matter when interpreting the outcome.
6. First-Time Listings Versus Relisted Properties
The previous sections show that properties with an unsuccessful listing history generally spent longer on the market, experienced more price reductions and achieved a lower sale price relative to their first asking price.
Looking at the proportion of sales that involved an earlier unsuccessful listing helps put these findings into context.
Previous Unsuccessful Listing Attempts
| Metric | Detached Houses | Condos | Townhouses |
|---|---|---|---|
| Total sales | 366 | 478 | 189 |
| Sold on first listing | 62.8% | 57.7% | 68.3% |
| Previously listed unsuccessfully | 37.2% | 42.3% | 31.7% |
| Median cumulative days on market for relisted properties | 134.5 | 103 | 91 |
| Median sale price as % of first asking price for relisted properties | 87.5% | 91.3% | 91.0% |
Condos had the highest proportion of sales following an unsuccessful listing attempt. At 42.3%, this was more than two in five condo sales during the period examined.
Detached houses followed at 37.2%, while townhouses recorded the lowest proportion, at 31.7%.
The differences in cumulative days on market and eventual sale prices also stand out. Relisted detached houses spent the longest time on the market and recorded the lowest median sale price relative to their first asking price.
For condos and townhouses, the relationship was similar, although the differences were less pronounced.
These results do not mean that every property followed the same path. Some sellers may have withdrawn a listing for personal reasons, while others may have faced changing market conditions or property-specific challenges. The figures also describe properties that eventually sold, rather than those that remained unsold.
Nevertheless, the consistency of the findings across all three categories is notable. Properties that required another listing attempt generally experienced a longer selling process and achieved a less favourable result relative to their initial asking price.
What the Data Adds to Our Understanding of the Market
The first-half statistics show that North Vancouver's detached house, condo and townhouse markets produced different results, but also shared several characteristics.
Condos had the highest proportion of previously unsuccessful listings and the highest rate of sales below asking price. Detached houses were more likely to sell above asking, but relisted detached houses showed a particularly large difference between their initial asking prices and eventual sale prices. Townhouses had comparatively fewer relistings and price reductions, although most still sold below their final asking price.
Across all three categories, the broader pattern was consistent: properties that sold on their first listing generally spent less time on the market, required fewer price adjustments and achieved a higher percentage of their original asking price.
Examining the full listing history adds context that conventional market statistics do not always capture. It distinguishes between the time a property spent on the listing that ultimately sold and the total time it spent trying to find a buyer. It also shows how frequently asking prices changed before a sale was achieved.
These findings do not suggest that every property requires the same approach. Location, condition, property type, competition and buyer demand all influence individual results.
They do, however, reinforce the importance of understanding the market at a property-specific level. Sales volume and days on market provide a useful starting point, but the broader listing history helps explain what it took to achieve a sale.
For buyers and sellers in North Vancouver, that additional context can be valuable when assessing a property's pricing, negotiating position and likely path to a successful transaction.
Buying or selling in North Vancouver? Our team has decades of experience working across the North Shore's detached, townhouse and condo markets. We can help you interpret the relevant sales and listing history to develop a strategy based on your property and current market conditions. Contact us to discuss your plans.
About the Data
This analysis examines sales of detached houses, condos and townhouses in North Vancouver between January 1 and June 30, 2026. Listing histories were reviewed over the 12 months preceding each sale. Previous listing attempts outside that period were excluded, whether the property had remained on the market or had been taken off the market. As a result, the number of properties with a previous unsuccessful listing and the cumulative days on market may be understated for some properties.
Cumulative days on market and price reductions include identifiable earlier listing attempts where supported by the available data. Price reductions may be undercounted where the listing records do not establish every historical change.
The analysis includes properties that sold during the period. Properties that were listed but never sold are not included, so the findings do not represent all seller experiences during the first half of the year.